Why would one appoint a Southwark conveyancing firm when online alternatives are less overpriced?
To take your time to find get 2 or 3 like-for-like quotes for conveyancing costs in Southwark and you should seek a reasonable fee calculation but don’t become consumed with getting the lowest priced Southwark conveyancer. Identifying the right conveyancer can be the difference between a smooth and a stressful home move. You need to ensure that you have expert guidance from a trusted solicitor. Emails can't be as helpful as a phone discussion and can never replicate a one to one meeting. Our partner firms will appoint you a qualified and top rated conveyancing solicitor who can tackle your conveyancing from start to finish, providing a level of continuity that you will never get with an online conveyancer. Our lawyers will contact you regularly to update you on progress and keep you informed. If you ever need to contact the firm you will know who to ask for and we'll be sure you are in the know.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Southwark. Do I collect the keys to the premises on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Southwark?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you will be able to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
My wife and I purchasing a 3 bedroom semi in Southwark. The intention is to an extension at the rear at the property.Will legal work on the property involve enquiries to ascertain if these works are allowed?
Your conveyancer should review the registered title as conveyancing in Southwark will occasionally identify restrictions in the title documents which prohibit certain changes or require the permission of a 3rd party. Certain extensions call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
We are getting the release of further funds on our home loan from Barclays as we want to conduct improvements to our property in Southwark. Do we need to appoint a nearby Southwark solicitor on the Barclays conveyancing panel to handle the legals?
Barclays do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
Should our conveyancer be making enquiries concerning flooding as part of the conveyancing in Southwark.
Flooding is a growing risk for lawyers dealing with homes in Southwark. There are those who purchase a property in Southwark, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Southwark. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to discover whether the premises has historically flooded. If the property has been flooded in past and is not revealed by the seller, then a buyer could issue a compensation claim resulting from an incorrect answer. The buyer’s conveyancers may also conduct an enviro report. This will disclose if there is a recorded flood risk. If so, additional investigations should be initiated.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Southwark is where the house is located. Can you shed any light on this issue?
Flying freeholds in Southwark are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Southwark you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southwark may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
There are only Sixty One years left on my flat in Southwark. I need to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have made all reasonable attempts to find the landlord. On the whole an enquiry agent may be useful to carry out a search and prepare a report which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the application to the County Court overseeing Southwark.
My wife and I have hit a brick wall in seeking a lease extension in Southwark. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Southwark flat is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case related to 41 flats. The unexpired lease term was 107 years.